Due Diligence When Buying a Home in South Carolina: What Buyers Should Know

Buying a home is a major financial commitment, and an attractive property can still come with questions that are not answered by the listing photos or a brief showing. That is why due diligence is such an important part of the home-buying process.

Due diligence is your opportunity to investigate the property, understand the responsibilities that come with owning it and make a more informed decision before proceeding to closing.

A home inspection is an important part of that process—but it is only one part.

For buyers along the Grand Strand, due diligence may also involve reviewing flood and insurance considerations, HOA or condominium documents, rental history, financing requirements, title matters and other details that could affect the property’s cost, use or future resale value.

What Is a Due-Diligence Period?

The due-diligence period is a negotiated period established in the purchase contract. It generally begins after the contract becomes effective and ends on the specific date and time stated in the agreement.

During this period, a buyer may investigate the property, obtain inspections, request additional information and evaluate whether the home remains the right purchase.

Depending on the contract and the results of those investigations, the buyer may decide to:

• Proceed under the existing contract

• Request repairs or revised terms

• Negotiate a written amendment

• Accept the property in its current condition

• Properly terminate the contract before the deadline

The exact rights, deadlines and financial consequences depend on the language of the signed contract. Buyers should understand those terms before submitting an offer—not after a concern is discovered.

Due Diligence Starts Before the Offer

Although the contractual due-diligence period begins after a contract becomes effective, smart research begins much earlier.

Before making an offer, buyers should consider:

• Recent sales and current property values

• Neighborhood characteristics

• Property taxes and recurring ownership expenses

• Homeowners insurance availability

• Flood-zone and flood-insurance considerations

• HOA or condominium fees

• Rental and occupancy restrictions

• Financing and appraisal requirements

• The property’s general condition and age

This early research can help buyers structure an offer that reflects both the property and the risks involved.

It can also identify questions that need to be answered during the formal due-diligence period.

A Home Inspection Is Only the Beginning

A professional home inspection can provide valuable information about the visible and accessible components of a property. Depending on the home, buyers may also consider specialized evaluations involving:

• Heating and air-conditioning systems

• Roofing

• Electrical and plumbing systems

• Structural concerns

• Moisture intrusion

• Pools and spas

• Elevators

• Seawalls, docks or bulkheads

• Septic systems or wells

• Wood infestation

• Environmental concerns

No inspection can guarantee that every problem will be discovered. Buyers should select qualified inspectors, attend inspections when practical and carefully review the resulting reports.

Inspection findings may help a buyer decide whether to proceed, request repairs, renegotiate certain terms or exercise any termination rights available under the contract.

Insurance and Flood Research Matter Along the Coast

Insurance should not be treated as a last-minute closing task, particularly when purchasing property near the coast.

Premiums and coverage availability can vary significantly depending on the property’s location, age, construction, roof condition, claims history and other underwriting factors.

Buyers should contact an insurance professional early enough to investigate:

• Homeowners or condominium coverage

• Wind and hail coverage

• Flood-insurance requirements

• Applicable deductibles

• Prior insurance claims

• Coverage limitations or exclusions

• Estimated annual premiums

A lender’s approval of the property does not necessarily mean the buyer will find the insurance cost acceptable. Obtaining quotes early can help prevent an unpleasant surprise shortly before closing.

Review HOA and Condominium Documents Carefully

When purchasing a home or condominium governed by an association, buyers are not only purchasing the property. They are also agreeing to follow the association’s governing documents and share in certain community expenses.

Important documents may include:

• Declarations, master deeds and restrictive covenants

• Bylaws and rules

• Current budgets

• Financial statements

• Reserve information

• Insurance certificates

• Meeting minutes

• Pending or recently completed assessments

• Litigation or major repair information

• Pet, parking and rental restrictions

Condominium buyers should pay particular attention to the building’s insurance, reserves, maintenance history and anticipated capital projects.

A well-maintained unit can still be affected by problems involving the overall building or association.

Investigate Rental Information and Restrictions

Many Grand Strand properties are marketed as primary homes, second homes or vacation-rental investments. Buyers interested in rental income should verify rather than assume how the property may be rented.

Relevant questions may include:

• Are short-term rentals permitted?

• Is there a minimum rental period?

• Are there local licensing requirements?

• Does the association restrict rental activity?

• Is the property currently subject to a rental-management agreement?

• Are future reservations already booked?

• What were the property’s actual rental results?

• Which expenses are deducted from gross rental revenue?

Rental projections are estimates—not guarantees. Buyers should review available rental ledgers, management agreements, fees, owner-use restrictions and historical expenses before relying on projected income.

Consider the Survey, Title and Property Boundaries

A survey may reveal conditions that are not obvious during a showing, such as encroachments, easements, setback issues or discrepancies involving fences, driveways and improvements.

The closing attorney will also examine title and address legal matters affecting ownership and transfer.

Depending on the property, buyers may need additional information regarding:

• Property boundaries

• Easements and rights of way

• Shared driveways

• Access rights

• Encroachments

• Dock or seawall responsibilities

• Unrecorded improvements

• Permits

• Zoning and intended use

These concerns can be especially important with older properties, waterfront homes, vacant land and properties that have undergone substantial additions or renovations.

Financing and Appraisal Are Separate Considerations

Due diligence, financing and appraisal are related, but they are not interchangeable.

A satisfactory inspection does not guarantee that the property will appraise at the contract price. An acceptable appraisal does not establish that the property is free from defects. Loan preapproval also does not guarantee final underwriting approval.

Buyers should remain responsive to their lender and provide requested documentation promptly. They should also understand the financing and appraisal provisions included in the contract, including any applicable deadlines.

Condominium financing may require additional review of the association, insurance, budget, ownership concentration and other project-level information.

Due-Diligence Fees and Earnest Money Are Not the Same

The original Realty Times article provides a helpful general overview, but real estate practices and contract forms vary by state.

Under the commonly used South Carolina REALTORS® residential contract, the due-diligence termination fee is generally a negotiated amount that becomes relevant when a buyer timely and properly exercises the contractual right to terminate during the due-diligence period.

It is not automatically an upfront payment credited toward closing.

Earnest money serves a different contractual purpose and is normally held in escrow under the terms of the agreement. Whether earnest money is returned, retained or disputed depends on the contract and the circumstances of the transaction.

Buyers should understand:

• The amount of earnest money

• When it must be deposited

• The due-diligence deadline

• The agreed termination fee

• How notice must be delivered

• What happens if the deadline is missed

Time is critical. Requesting repairs or continuing negotiations does not necessarily extend the due-diligence deadline. Any extension or modification should be documented in a written agreement signed by the parties.

The Goal Is an Informed Decision

Due diligence is not about searching for a perfect house. Every property has maintenance needs, limitations and ownership costs.

The goal is to understand what you are purchasing and decide whether the property, price, condition and associated responsibilities are acceptable to you.

A knowledgeable real estate professional can help coordinate the process, identify relevant questions, obtain available documents and keep track of contractual deadlines. Inspectors, lenders, insurance professionals, closing attorneys and other specialists also play important roles.

Thinking about buying a home or condominium along the Grand Strand? I can help you evaluate the property, organize the due-diligence process and make a more informed decision before closing.

Dan Sine, REALTOR®
Dunes Realty Sales
(843) 455-6319
www.dansinerealtor.com

Related reading: What to Know About Due Diligence in Real Estate

This article is provided for general informational purposes and is not legal, tax, insurance, lending or inspection advice. Contract terms and individual circumstances vary. Buyers should consult the appropriate licensed professionals regarding their specific transaction.

Homeownership remains an important goal across generations, but the path to buying or selling a home can look very different depending on a person’s age, finances, equity, family needs, and stage of life.

The National Association of REALTORS®’ 2026 Home Buyers and Sellers Generational Trends Report examines how Gen Z, Millennials, Gen X, Baby Boomers, and the Silent Generation are participating in today’s housing market.

Read the full NAR report:
https://www.nar.realtor/research-and-statistics/research-reports/home-buyer-and-seller-generational-trends

Baby Boomers Remain the Largest Group of Buyers

Baby Boomers accounted for 42% of recent home buyers, making them the largest generational group in the market.

Many older homeowners have accumulated substantial equity, giving them more flexibility when purchasing their next property. Some are downsizing, relocating closer to family, moving toward retirement destinations, or choosing homes that better fit their current lifestyle.

Baby Boomers also represented 55% of recent home sellers. Their decisions can therefore have a meaningful effect on both housing inventory and buyer demand.

First-Time Buyers Face a Difficult Market

First-time buyers represented only 21% of all recent buyers—the lowest share recorded since NAR began collecting the data in 1981.

Affordability remains a significant hurdle. Younger buyers may be balancing rent, credit-card debt, student loans, limited savings, and higher home prices while trying to accumulate a down payment.

Among the generational groups, 60% of Younger Millennial buyers were purchasing their first home. That is still a substantial share, but it was down from the previous year.

For first-time buyers, preparation is especially important. Reviewing credit, establishing a realistic monthly housing budget, speaking with a qualified lender, and understanding available loan programs can help determine what is achievable before the home search begins.

Millennials Are Moving Into Their Next Stage

Millennials are no longer one uniform group of first-time buyers.

Older Millennials are increasingly becoming move-up buyers. According to NAR, they had the highest median household income of any buyer generation and purchased the largest homes, with a median size of 2,100 square feet.

Many are now seeking additional bedrooms, home offices, better school access, outdoor space, or locations that work better for growing families. Those who already own a home may also be able to use accumulated equity toward their next purchase.

This creates a more complicated transaction when a buyer must sell one property before purchasing another. Careful pricing, financing, timing, and contingency planning become essential.

Gen X Buyers Are Balancing Multiple Priorities

Gen X represented 25% of recent buyers.

Members of this generation may be navigating career demands, college expenses, aging parents, adult children returning home, or retirement planning—all while making housing decisions.

Gen X buyers were the most likely generation to purchase a multigenerational home, with 19% doing so. These buyers may need flexible floor plans, additional bedrooms, first-floor living spaces, separate entrances, or enough room to accommodate several generations under one roof.

Gen Z Is Entering the Market on Its Own Terms

Gen Z accounted for a relatively small 4% of recent buyers, but its presence continues to grow.

NAR found that 35% of Gen Z buyers were single women, the highest percentage among the generations surveyed. Another 17% were unmarried couples.

These numbers reflect a broader shift: marriage and children are not necessarily prerequisites for homeownership. Younger adults may pursue ownership because they want stability, independence, control over their living space, or an opportunity to begin building equity.

Selling Decisions Also Change With Age

The reasons homeowners sell often evolve over time.

Younger sellers may move because of job changes, marriage, growing households, or the need for more space. Older sellers may be downsizing, retiring, reducing maintenance, or relocating closer to family and friends.

NAR found that sellers had typically owned their homes for 11 years before moving. Younger Millennials sold after a median of five years, while Older Boomers typically remained in their homes for 15 years.

The length of ownership can affect equity, property condition, tax considerations, and the seller’s ability to purchase another home.

Real Estate Guidance Remains Important Across Generations

Although buyers and sellers have access to more online information than ever, most still choose professional representation.

According to NAR:

• 88% of buyers purchased through a real estate agent
• 91% of buyers said they would use their agent again or recommend the agent
• 91% of sellers worked with a real estate agent
• Homes sold for a median of 99% of their final listing price

The specific guidance a client needs will vary. A first-time buyer may need help understanding financing and contracts, while a move-up buyer may need to coordinate a purchase with the sale of an existing home. An older homeowner may need assistance evaluating whether to sell, downsize, relocate, or remain in place.

What This Means for Grand Strand Buyers and Sellers

The Grand Strand attracts people from nearly every generation.

Some buyers are searching for their first home. Others are relocating for work, purchasing a larger property, investing in a vacation home, moving closer to the beach, or planning for retirement.

Likewise, local sellers may be moving up, downsizing, settling an estate, selling an investment property, or using their equity to begin the next chapter.

There is no single strategy that works for everyone. A sound real estate plan should reflect your finances, timeline, family needs, current property, and long-term goals.

Thinking About Your Next Move?

Whether you are buying your first home, selling a longtime residence, moving up, downsizing, or relocating to the Myrtle Beach area, the right preparation can help you make a more informed decision.

I would be glad to help you review your options and develop a strategy that fits your stage of life and the current Grand Strand market.

Dan Sine, REALTOR®
Dunes Realty Sales
(843) 455-6319
www.dansinerealtor.com

Buying a brand-new home can be exciting. You may have the opportunity to choose flooring, cabinets, countertops, fixtures, paint colors, appliances, and other finishes that make the property feel like your own from the day you move in.

However, the advertised base price may be only the beginning.

Model homes are designed to impress, and many of the features buyers see during a tour may be optional upgrades rather than standard builder selections. Understanding what is included—and what costs extra—can help you establish a realistic budget before visiting the builder’s design center.

Read the original Realty Times article:
https://realtytimes.com/consumeradvice/buyersadvice/how-much-will-new-home-upgrades-cost

What Is Included in the Base Price?

Before comparing new homes, ask the builder for a written list of the standard features included in the advertised price.

Pay close attention to:

• Flooring materials
• Cabinets and countertops
• Kitchen appliances
• Bathroom fixtures and tile
• Lighting and ceiling fans
• Interior trim and paint
• Garage-door openers
• Landscaping and irrigation
• Window treatments
• Patios, porches, and outdoor living areas

Do not assume that a feature displayed in the model home is included in the base price. Ask the builder or sales representative to identify which features are standard, upgraded, or available only with a different floor plan.

How Quickly Can Upgrade Costs Add Up?

The total cost depends on the builder, community, floor plan, materials, and number of changes selected.

One upgrade may appear manageable, but several seemingly modest selections can quickly increase the final price. Upgraded flooring, cabinets, countertops, appliances, lighting, bathroom tile, additional windows, and structural modifications can create a significant difference between the advertised price and the completed home price.

Buyers should establish an upgrade allowance before making selections. This creates a spending limit and helps prevent design-center decisions from pushing the home beyond a comfortable budget.

Prioritize Structural and Functional Upgrades

Some upgrades are easier and less expensive to complete during construction than after closing.

Consider prioritizing items such as:

• Additional rooms or expanded living areas
• Higher ceilings
• Additional windows or exterior doors
• Electrical outlets and dedicated circuits
• Plumbing connections
• Garage extensions
• Improved insulation or energy-efficiency features
• Changes to the kitchen or bathroom layout

Cosmetic items such as light fixtures, cabinet hardware, paint colors, and some flooring materials may be easier to replace later.

The right priorities will depend on your lifestyle, budget, and how long you expect to own the home.

Consider the Coastal Environment

When purchasing new construction along the Grand Strand, selections should not be based on appearance alone.

Ask the builder about roofing, windows, exterior materials, drainage, HVAC systems, moisture-resistant finishes, warranties, and maintenance requirements. Buyers should also understand the property’s flood-zone designation, insurance considerations, homeowners association requirements, and any community restrictions.

A feature that performs well in another market may require different maintenance or protection in a coastal environment.

Can Upgrades Be Included in the Mortgage?

Depending on the builder, lender, appraisal, and loan program, some upgrades may be incorporated into the purchase price and financed with the home.

That may reduce the amount of cash needed before closing, but it also increases the loan balance and monthly payment. Buyers should review the effect of proposed upgrades with their lender before finalizing selections.

The completed home must also support the contract price for appraisal purposes. A buyer should not assume that every dollar spent at the design center will automatically add an equal dollar of appraised value.

Will the Upgrades Increase Resale Value?

An upgrade may improve your enjoyment of the home without producing an equal financial return when the property is eventually sold.

Kitchens, bathrooms, storage, durable flooring, functional layouts, and energy-efficient features often appeal to a broad range of buyers. Highly personalized finishes may have a more limited audience.

It is also important to avoid over-improving the property compared with other homes in the neighborhood. The most expensive home in a community may have difficulty recovering the full cost of extensive upgrades at resale.

Build a Complete New-Home Budget

Your budget should include more than the base price and design-center selections.

Depending on the property, additional expenses may include:

• Closing costs
• Homeowners association fees
• Insurance premiums
• Window treatments
• Appliances not supplied by the builder
• Landscaping or fencing
• Furniture and décor
• Moving expenses
• Post-closing improvements
• Property taxes and utility deposits

Maintaining a separate contingency fund can also help cover unexpected expenses without disrupting the purchase.

Get Guidance Before Finalizing Selections

New construction contracts, upgrade agreements, deposits, allowances, completion dates, warranties, and inspection rights can vary significantly from one builder to another.

A real estate agent familiar with new construction can help you compare communities, evaluate the total cost, review comparable sales, identify questions for the builder, and consider how your selections may affect future marketability.

Thinking About Buying New Construction?

Before focusing on countertops and paint colors, make sure you understand the complete financial picture.

I would be glad to help you compare new construction opportunities throughout Myrtle Beach, Surfside Beach, Garden City Beach, Murrells Inlet, and the surrounding Grand Strand.

Dan Sine, REALTOR®
Dunes Realty Sales
(843) 455-6319
www.dansinerealtor.com

Myrtle Beach continues to receive national recognition as a place where buyers may be able to enjoy the coastal lifestyle without the price tag found in many other beach communities.

A recent article from The Sun News highlighted Myrtle Beach as the only South Carolina city included among 10 affordable places in the United States to buy a beach home.

Read the full article:
https://bit.ly/3RUzRGK

Why Myrtle Beach Appeals to Homebuyers

Myrtle Beach offers much more than a place to vacation. The area attracts full-time residents, retirees, second-home buyers, and real estate investors because of its beaches, golf courses, restaurants, entertainment, mild winters, and broad selection of properties.

Buyers can find everything from efficiency and one-bedroom condominiums to townhomes, single-family residences, vacation homes, and luxury oceanfront properties. Moving a few blocks away from the ocean—or considering nearby communities such as Surfside Beach, Garden City Beach, Murrells Inlet, or Conway—can create even more options.

What Does “Affordable” Really Mean?

Affordability is relative, especially when purchasing property near the coast. The purchase price is only one part of the total cost of ownership.

Before buying a Myrtle Beach-area property, it is important to consider:

• Homeowners association dues and assessments
• Flood-zone location and elevation
• Homeowners, wind, hail, and flood insurance
• Property taxes
• Building condition and future maintenance
• Rental restrictions and local regulations
• Furnishings, renovations, and repair costs
• Whether the property will be a primary residence, second home, or rental investment

A condominium with a lower asking price, for example, may have substantial monthly HOA dues or upcoming assessments. A single-family home may not have HOA expenses but could require more exterior maintenance, landscaping, or insurance coverage.

The Grand Strand Is Not One Market

Although Myrtle Beach is frequently used to describe the entire Grand Strand, the area contains many distinct communities and property types.

Oceanfront condominiums, golf-course communities, inland neighborhoods, second-row beach homes, and properties along the marsh or inlet all have different pricing, insurance, maintenance, and rental considerations.

That variety is one of the area’s greatest advantages. Buyers can compare different locations and property types to find the combination of price, lifestyle, amenities, and long-term costs that works best for them.

National Recognition Can Also Benefit Sellers

Positive national attention helps keep the Myrtle Beach area visible to buyers throughout the country. Many Grand Strand purchasers begin their search from another state, often months before they are ready to visit properties in person.

For local homeowners considering a sale, continued exposure can help generate interest—but pricing still matters. Buyers have access to extensive market data and will compare a property’s condition, location, HOA expenses, insurance costs, and recent comparable sales before making an offer.

Thinking About Buying or Selling Along the Grand Strand?

An affordable asking price does not automatically make a property a good value. The best decision comes from evaluating the complete financial picture, understanding the property, and comparing it with current market alternatives.

Whether you are considering a primary residence, vacation home, investment property, or future sale, I would be glad to help you review the options and make an informed decision.

Dan Sine, REALTOR®
Dunes Realty Sales
(843) 455-6319
www.dansinerealtor.com

A home that works perfectly for everyday living may not be presented in the best way for attracting buyers. That distinction can be difficult for homeowners because the furniture, décor, photographs, and personal touches that make a property feel like home can sometimes distract buyers from the features they are evaluating.

Decorating and staging have different goals

Decorating is personal. It reflects your preferences, memories, routines, and the way your family uses the home.

Staging is a marketing strategy. Its purpose is to help prospective buyers see the home’s space, layout, natural light, architectural features, and potential more clearly.

That does not mean your decorating choices are wrong. It simply means the property has a different job once it enters the market. Instead of being arranged primarily for your comfort, it must be positioned to appeal to the broadest practical group of qualified buyers.

What often changes before a home is listed

Preparing an occupied home for sale may include:

• Removing excess furniture to improve room flow
• Packing away some photographs and personal collections
• Simplifying shelves, countertops, and decorative displays
• Repositioning furniture to make rooms appear more spacious
• Using lighter or more neutral colors where appropriate
• Improving lighting and emphasizing the home’s best features
• Addressing minor repairs that could distract buyers

In many cases, effective staging is less about buying new furnishings and more about thoughtfully editing what is already there.

First impressions usually happen online

Most buyers will initially encounter a property through its listing photos. Rooms that appear bright, organized, spacious, and easy to understand are more likely to capture attention and encourage buyers to schedule a showing.

This is especially important in the Grand Strand market, where buyers may be comparing numerous primary residences, vacation homes, investment properties, and coastal condominiums online before visiting the area.

Strong presentation cannot change a home’s location, condition, or market value. It can, however, help buyers recognize its value more quickly and reduce visual distractions that could otherwise work against the seller.

Think of the home as a property being marketed

Once the decision to sell has been made, it can help to begin viewing the home as a product competing in the marketplace. Recommendations involving decluttering, furniture placement, photography, repairs, or staging are not criticisms of how you live. They are part of a broader strategy to position the property effectively against competing listings.

Realty Times recently published a helpful article explaining the difference between decorating a home for its occupants and staging it for prospective buyers. Read the full story here:

https://realtytimes.com/real-estate-news/why-living-in-a-home-and-selling-it-are-opposites

Preparing to sell along the Grand Strand?

Every property requires a different approach. Some homes need professional staging, while others may only need selective decluttering, furniture adjustments, minor repairs, or stronger photography.

As a REALTOR® with Dunes Realty Sales, I help sellers throughout the Grand Strand evaluate their property, understand the competition, and develop a practical marketing plan designed around the home and current market conditions.

If you are considering selling in Myrtle Beach, Surfside Beach, Garden City Beach, Murrells Inlet, or the surrounding Grand Strand area, contact me for a confidential conversation about your property and the steps that could help it make a stronger first impression.

Dan Sine, REALTOR®
Dunes Realty Sales
(843) 455-6319
dan@dansinerealtor.com
www.dansinerealtor.com

Downsizing Isn’t the Only Next Move: How Baby Boomers Are Redefining Retirement Housing

For generations, the traditional retirement plan seemed fairly predictable: once the children moved out, homeowners would sell the family house, purchase something smaller and use the difference to help fund retirement.

That script is beginning to change.

Some baby boomers are not downsizing at all. Instead, they are purchasing larger homes, expanding their current properties and creating spaces designed for visiting family, entertaining and aging comfortably in place.

A recent Wall Street Journal report found that affluent older buyers are increasingly prioritizing lifestyle and long-term usefulness over square footage reduction. About 7% of buyers ages 61 to 70 now identify the desire for more space as the primary reason for purchasing their new home, up from 4% in 2016.

Retirement Housing Is Becoming More Personal

The assumption that every empty nester wants a smaller home has always been a little too convenient.

Some homeowners genuinely want fewer rooms, less maintenance and lower expenses. For others, however, retirement creates an opportunity to finally purchase the home they have always wanted.

That may include:

• A larger kitchen for family gatherings

• Extra bedrooms for children and grandchildren

• A first-floor primary suite

• A dedicated home office or hobby room

• Better indoor and outdoor entertaining areas

• An elevator or other accessibility features

• A guest suite or separate living quarters

• More storage rather than less

The goal is not necessarily to own a bigger house simply for the sake of having more square footage. It is to own a home that better supports the next chapter of life.

Family Is Driving Many Housing Decisions

Many retirees are thinking less about an “empty nest” and more about creating a home where family will want to gather.

Adult children may work remotely and stay for longer visits. Grandchildren may spend holidays, summers or weekends with their grandparents. Some homeowners are also planning for an aging parent or another relative who may eventually need a place to live.

The Wall Street Journal describes older homeowners investing in guesthouses, spacious kitchens, playrooms and separate areas for visiting family members. These homes are being designed not only around the owners’ daily routines, but also around the people they hope to welcome.

That idea can be especially relevant here on the Grand Strand.

A coastal home often becomes a natural gathering place. Children, grandchildren and friends are usually more eager to visit when the beach, golf, boating, restaurants and entertainment are nearby. For some buyers, having enough space for those visits is an important part of the decision—not an unnecessary luxury.

Aging in Place Does Not Always Mean Staying Put

“Aging in place” is commonly interpreted as remaining in the same house indefinitely. In practice, it can also mean moving proactively into a different home that will work better over time.

A buyer may choose a larger home because it offers:

• A first-floor bedroom and full bathroom

• Wider hallways and easier circulation

• Fewer stairs in the primary living areas

• Space for a future residential elevator

• A walk-in shower rather than a tub-shower combination

• Room for a caregiver or family member

• Better access to healthcare and everyday services

The right home may have more square footage than the one being sold while still being more manageable and accessible.

This is why buyers should evaluate layout and functionality—not just the number of bedrooms or total heated square footage.

Why Downsizing Is Not Always Less Expensive

Selling a longtime home and moving into something smaller may sound like an obvious financial win, but the math does not always cooperate.

Smaller, updated homes in desirable areas can be surprisingly expensive. A homeowner may also face transaction costs, moving expenses, renovations and potentially significant taxes associated with selling a property that has appreciated over many years.

Some older owners are also reluctant to exchange a paid-off home or a mortgage with a very low interest rate for a more expensive replacement property.

The Wall Street Journal notes that limited inventory and the relatively high cost of appealing smaller homes are among the reasons some boomers are reconsidering the conventional downsizing strategy.

The appropriate decision therefore depends on the homeowner’s complete financial and lifestyle picture—not a general rule that smaller automatically means cheaper.

Homeowners considering a major move should consult their tax, legal and financial advisers about the implications specific to their circumstances.

What This Means for Grand Strand Buyers

The Grand Strand offers a wide range of housing choices for people planning their next chapter, including:

• Oceanfront and ocean-view condominiums

• Single-level homes

• Low-maintenance communities

• Golf-course properties

• Homes with elevators

• Large coastal homes designed for extended families

• Properties with pools and outdoor entertaining areas

• Primary residences located near healthcare and daily conveniences

• Vacation homes that may eventually become full-time residences

The right fit depends on how the buyer expects to use the property.

Someone who travels frequently may place a premium on low-maintenance condominium ownership. Another buyer may prefer a larger detached home where children and grandchildren can visit. Others may want a property that can serve as a vacation home today and a primary residence later.

There is no universal retirement home.

Questions to Ask Before Making a Move

Before deciding to downsize, upsize or remain in place, it helps to consider a few practical questions:

How will you actually use the home?

Think beyond your typical weekday. Will children and grandchildren visit frequently? Do you host holidays? Do you need office, hobby or storage space?

Could the layout work as you age?

A large home with a first-floor primary suite may be easier to navigate than a smaller property with multiple staircases.

What will the property cost to own?

Consider insurance, HOA dues, taxes, utilities, maintenance and potential special assessments—not just the purchase price.

Is the location convenient?

Access to healthcare, groceries, restaurants, recreation, airports and family may become increasingly important over time.

Are you solving the right problem?

Some homeowners do not need a smaller home. They need a better floor plan, less exterior maintenance or a more convenient location.

Sellers Should Avoid Assumptions Too

This trend also has implications for homeowners preparing to sell.

A large home should not automatically be marketed only to young families. Depending on its features, it may also appeal to older buyers who want guest space, multigenerational flexibility and room to entertain.

Features that may resonate with these buyers include:

• First-floor primary suites

• Residential elevators

• Accessible bathrooms

• Multiple gathering spaces

• Guest bedrooms with private baths

• Low-maintenance exterior materials

• Outdoor kitchens, pools and covered porches

• Proximity to healthcare and everyday services

Marketing should explain how the home supports the buyer’s lifestyle rather than relying entirely on traditional demographic assumptions.

The Best Move Is the One That Fits Your Life

Retirement does not come with a required floor plan.

For some homeowners, downsizing provides greater freedom, lower expenses and less maintenance. For others, purchasing more space allows them to host family, enjoy hobbies and create a home that will serve them for many years.

The important question is not whether the next home is larger or smaller.

It is whether the home works better.

Before making that decision, carefully evaluate the property’s layout, ownership costs, maintenance needs, accessibility and location. A thoughtful comparison of those factors can reveal whether downsizing, upsizing or staying where you are is truly the best next move.

Whether you are considering a primary residence, coastal retreat or future retirement home along the Grand Strand, I would be glad to help you evaluate the available options and make an informed decision.

Dan Sine, Realtor
Dunes Realty Sales
(843) 455-6319
DanSineRealtor.com

Source: “Boomers Were Supposed to Downsize. They Are Buying Bigger Homes Instead,” The Wall Street Journal

New Lights, Fresh Bites and Expanded Flights: What’s New on the Grand Strand for Summer 2026

The Grand Strand has always been known for its beaches, golf, restaurants and family attractions. This summer, a new wave of public and private investment is adding even more ways for residents and visitors to enjoy the Myrtle Beach area.

From improvements along Ocean Boulevard to new restaurants and expanded nonstop air service, these developments represent more than additions to the tourism landscape. They also create jobs, improve public spaces and add amenities that contribute to everyday life across Horry and Georgetown counties.

Ocean Boulevard Gets a Brighter Look

Downtown Myrtle Beach continues to evolve as part of a broader effort to create a more welcoming, walkable and connected oceanfront district.

New bistro-style lighting has been installed along a seven-block section of Ocean Boulevard. The decorative lighting complements the area’s restaurants, attractions and public spaces while creating a more inviting atmosphere for evening walks downtown.

Although the improvement is well suited to the summer season, its value extends throughout the year. Better public spaces provide residents with more places to gather and help downtown Myrtle Beach feel like a community destination—not just a place reserved for vacationers.

New Restaurants and Entertainment Concepts Arrive

The Grand Strand’s dining scene continues to grow, with new concepts opening from Little River to Murrells Inlet.

Among the notable additions is Downtown Flavortown, a large family-oriented dining and entertainment attraction from Food Network personality Guy Fieri. Broadway at the Beach has also welcomed Ole Smoky Distillery and Yee-Haw Brewing Co., featuring Southern-inspired food, craft beverages, live entertainment and waterfront gathering space.

Other new dining options include:

• UPTWN Prime, an upscale steakhouse on the north end of Myrtle Beach
• Inlet Shipwreck Bar & Grill, a pirate-themed waterfront restaurant in Murrells Inlet
• Shark Bar at Makos on the Water, overlooking the Intracoastal Waterway in Little River
• South Coast Beer Project, a restaurant and brewery in Carolina Forest
• Ellie’s Snack Shack at Ellie Beach Resort Myrtle Beach
• Whitecaps Sweets & Treats, Flipside Pizza and Tiki Tides Pool Bar at Hampton Inn & Suites Myrtle Beach Oceanfront

These businesses provide more than new places to eat. They create employment opportunities, encourage private investment and give residents additional places to meet friends, entertain visiting family and enjoy the region outside of the traditional beach experience.

Myrtle Beach International Airport Adds More Nonstop Service

Myrtle Beach International Airport continues to improve regional connectivity following its terminal renovation and six-gate expansion.

Expanded nonstop service includes connections to Houston; Orlando; Pittsburgh; Portland, Maine; Atlantic City, New Jersey; Manchester, New Hampshire; Altoona, Pennsylvania; and the West Virginia communities of Beckley and Parkersburg.

More flights make it easier for vacationers to reach the Grand Strand, but they also offer meaningful benefits to people who live here. Residents have more convenient options for vacations, business travel and visiting family without first driving to Charleston, Charlotte or another larger regional airport.

For current and prospective homeowners, accessibility matters. Buyers relocating from outside the area often consider how easily they can return to family, reach a second home or travel for work. Expanded air service strengthens Myrtle Beach’s position as both a vacation destination and a place to establish a full-time or seasonal residence.

Tourism Investments Also Benefit Local Residents

Tourism remains one of the Grand Strand’s most important economic drivers. According to Tourism Works for the Grand Strand, visitor spending supports local businesses, helps sustain more than 82,000 jobs and generates tax revenue used for infrastructure, public safety, parks and other community priorities.

That does not mean every tourism-related project has the same impact, but the broader connection is important. A healthy visitor economy can support amenities and services that residents use throughout the year.

The same restaurant that attracts vacationers in July may become a local gathering place in January. Improvements made to an entertainment district can create a safer and more enjoyable public space for nearby residents. Additional flights designed partly around tourism demand can make everyday travel easier for people across the region.

What Continued Investment Means for Grand Strand Real Estate

New restaurants, improved public spaces and better transportation connections can all contribute to a region’s overall appeal. They give prospective residents more reasons to consider the area and help existing homeowners enjoy a broader range of amenities.

However, regional growth does not affect every property or community equally. Real estate decisions should still be evaluated at the property level, with attention to:

• Location and surrounding development
• Traffic and infrastructure
• Flood zones and insurance expenses
• HOA finances and potential assessments
• Short-term rental regulations
• Property condition and maintenance history
• Current inventory and comparable sales

The latest Grand Strand investments are encouraging, but buyers and sellers should avoid assuming that every new attraction automatically increases a property’s value. The real opportunity comes from understanding how regional trends intersect with the specific community, building or neighborhood being considered.

A Growing Coastal Community

The Grand Strand continues to develop into something broader than a seasonal beach destination. It is a collection of communities where people vacation, work, invest, raise families and retire.

The new Ocean Boulevard lighting, expanding dining scene and additional nonstop flights are all signs of continued confidence in the region. More importantly, they demonstrate how investment connected to the visitor economy can also improve the place local residents call home.

Whether you are considering a primary residence, vacation property, investment property or the sale of a Grand Strand home, informed local guidance can help you understand both the opportunities and the potential risks.

Dan Sine, Realtor
Dunes Realty Sales
(843) 455-6319
dansinerealtor.com

Source: New Lights, Fresh Bites & Expanded Flights: Recent Investments Benefit the Grand Strand, Tourism Works for the Grand Strand.

Myrtle Beach Named No. 5 Best Small City in America for 2026

Myrtle Beach has earned another impressive national distinction—one that reflects what residents, visitors and property owners have appreciated about the Grand Strand for years.

The 2026 America’s Best Cities Report from Resonance Consultancy ranked Myrtle Beach the No. 5 Best Small City in America. The Myrtle Beach metropolitan area also placed No. 55 overall among the 393 metropolitan areas evaluated nationwide.

A City People Don’t Just Visit—They Love

Myrtle Beach earned especially strong marks in two important categories:

• No. 2 for Lovability
• No. 7 for Livability

Lovability considers the experiences that make people excited to visit, share and return to a community, including restaurants, entertainment, nightlife, attractions, outdoor recreation and overall visitor appeal.

Livability looks more closely at everyday quality-of-life factors such as climate, access to green space, housing affordability, healthcare and broadband connectivity.

Those rankings help explain why Myrtle Beach continues to appeal to such a broad range of people. Some first discover the area during a family vacation. Others return to purchase a second home, invest in a vacation-rental property, relocate permanently or enjoy retirement near the coast.

More Than a Vacation Destination

The beach may bring people here, but the overall lifestyle often convinces them to stay.

The Myrtle Beach area offers approximately 60 miles of coastline, along with golf, boating, fishing, dining, live entertainment and communities that range from lively resort districts to quieter residential neighborhoods. Buyers can explore everything from oceanfront condominiums and vacation homes to established neighborhoods, new construction and primary residences away from the beachfront.

The national ranking also recognized Myrtle Beach as a community that has consistently invested in creating a strong sense of place for residents and visitors. The report placed it alongside other highly regarded small cities, including Savannah, Boulder, Asheville and Ann Arbor.

Growth Brings Opportunity—and Important Decisions

Horry County continues to attract new residents, contributing to long-term economic activity and demand throughout the region. Separate research connected to the Collaborate2031 planning initiative identified the county as a leading growth and domestic-migration market among the peer communities studied.

That growth creates opportunities, but it also makes local knowledge increasingly important.

The Myrtle Beach real estate market is not one uniform market. Conditions can vary considerably between Myrtle Beach, Surfside Beach, Garden City Beach and Murrells Inlet—and even between individual communities or condominium buildings.

Property values and ownership costs may be affected by factors such as:

• Location and proximity to the ocean
• Flood zones and insurance requirements
• HOA finances and special assessments
• Short-term rental rules
• Building condition and maintenance history
• Rental performance and management agreements
• Current inventory and buyer demand

A national ranking is encouraging, but a successful real estate decision still depends on understanding the specific property, community and intended use.

What This Recognition Means for Local Real Estate

Awards do not guarantee that property values will rise or that every purchase will make financial sense. They do, however, reinforce the qualities that continue to attract residents, vacationers and investors to the Grand Strand.

For sellers, the ranking provides another positive way to present the Myrtle Beach lifestyle to prospective buyers.

For buyers, it confirms that they are considering a region recognized nationally for both its appeal and quality of life—but careful property-level research remains essential.

For current homeowners, it is another reminder that the Grand Strand is more than a seasonal destination. It is a growing coastal community where people increasingly want to live, work, invest and spend time with family.

Thinking About Buying or Selling in the Myrtle Beach Area?

Whether you are considering a primary residence, second home, vacation-rental property or the sale of an existing property, I would be glad to help you evaluate the market and make a well-informed decision.

Dan Sine, Realtor
Dunes Realty Sales
(843) 455-6319
DanSineRealtor.com

Read the original Greater Myrtle Beach Collaborative announcement

Myrtle Beach Mortgage Rates Improve: Should Buyers Act or Wait?

By Dan Sine, Realtor® | Dunes Realty Sales

Mortgage rates improved last week, giving homebuyers a little more purchasing power. But with inflation, energy prices and global events continuing to influence the market, rates could remain unpredictable.

That raises the question I hear from many buyers:

Should I buy now or wait for mortgage rates to fall further?

There is no single answer for every buyer. In my experience, however, buyers are usually better served by finding the right property and negotiating the best overall terms than trying to predict the exact bottom of the mortgage market.

Why mortgage rates improved

Recent inflation reports came in better than economists expected. That helped ease concerns that inflation was accelerating and allowed mortgage rates to move toward the lower end of their recent range.

As of July 20, 2026, one local lender’s rate sheet showed sample 30-year fixed mortgage options generally in the low-to-mid 6% range, depending on the loan program, credit profile, down payment, discount points and intended use of the property.

That was encouraging news for buyers, but mortgage rates can change quickly.

Why rates could remain volatile

The economic calendar is relatively quiet this week, meaning mortgage markets may react more strongly to international events.

Renewed tensions affecting shipping through the Red Sea have already contributed to higher oil prices. Rising fuel and transportation costs can increase inflation concerns, which may place upward pressure on Treasury yields and mortgage rates.

In other words, the rate available today may not be the rate available several weeks—or even several days—from now.

What does a small rate change really mean?

On a $400,000, 30-year loan, a quarter-point change in the interest rate can affect the principal-and-interest payment by approximately $65 per month.

That difference matters, but it should be considered alongside the other parts of the transaction:

• The negotiated purchase price
• Seller-paid closing costs
• Discount points or a possible rate buydown
• Property taxes
• Homeowners, wind and flood insurance
• HOA fees and assessments
• Expected repairs and maintenance

A lower purchase price is not always the only—or best—way to improve affordability. Depending on the property and the seller’s motivation, a closing-cost credit or temporary rate buydown could provide more immediate value to a buyer than a modest price reduction.

Grand Strand buyers need to consider more than the interest rate

Along the Myrtle Beach area, the monthly mortgage payment is only one part of the true cost of ownership.

Before making an offer, buyers should understand:

• Whether the property is in a flood zone
• The cost and deductibles associated with wind and hail coverage
• Current HOA dues and pending special assessments
• Whether the condominium or community qualifies for the intended financing
• Short-term rental rules and restrictions
• The difference between primary-residence, second-home and investment-property financing
• The property’s likely maintenance and ownership costs

These issues can be especially important when purchasing an oceanfront condominium, vacation home or rental property in Surfside Beach, Garden City Beach or Murrells Inlet.

Should buyers wait?

Waiting may make sense when a buyer is not financially prepared, needs to improve credit or does not yet have adequate savings.

Waiting solely because rates might fall is harder to justify.

Rates could improve, but home prices, inventory and seller negotiating positions may also change. A buyer who finds the right property today may be able to negotiate favorable terms and refinance later if rates decline enough to make refinancing worthwhile.

The better question is not simply, “Where will rates go?”

It is:

Does this property, at these terms and this total monthly cost, make sense for me?

Get the full picture before making an offer

Before ruling a home in or out based on its asking price or an advertised mortgage rate, let’s estimate the complete cost of ownership.

I can help you review recent comparable sales, HOA information, insurance considerations, rental restrictions and opportunities to negotiate seller concessions—so you can make a decision based on the full picture.

Whether you are considering a primary residence, second home or investment property in Surfside Beach, Garden City Beach, Murrells Inlet or the surrounding Myrtle Beach area, I would be glad to help.

Dan Sine, Realtor®
Dunes Realty Sales
(843) 455-6319
dan@dansinerealtor.com
dansinerealtor.com

Mortgage information is provided for general educational purposes and does not constitute a loan offer, financial advice or a guarantee of available terms. Rates, APRs, points, payments and qualification requirements vary by borrower, lender, property and loan program and may change without notice. The payment example includes principal and interest only and does not include taxes, insurance, HOA fees or other ownership costs.

Seller Handoff Checklist: What to Leave for Your Home’s New Owners

Closing day may mark the end of your ownership, but there are still a few important details to handle before handing over the keys.

A thoughtful seller handoff can help the buyers understand how the home operates, locate important equipment, and take over services without unnecessary confusion. It can also reduce the number of questions you receive after closing.

The National Association of REALTORS® recommends organizing information about the home’s systems, warranties, access devices, utilities, maintenance providers, and community before the buyers take possession.

Here is a practical checklist to help make the transition easier.

Gather manuals, warranties and property documents

Collect the manuals and warranty information for major appliances and systems, including:

• Heating and air-conditioning equipment
• Water heaters
• Kitchen appliances
• Pool or spa equipment
• Irrigation systems
• Smart-home devices
• Security systems

Identify any warranties that remain in effect and note whether they may be transferred to the buyer.

For a condominium, townhome or HOA property, it can also be helpful to leave current association contact information, upcoming meeting information and details about memberships or amenities that transfer with the property.

Organize keys, remotes and access codes

Gather every item the buyer will need to access and operate the property:

• Exterior-door keys
• Mailbox keys
• Storage-room keys
• Garage-door remotes
• Gate or amenity-access devices
• Keypad codes
• Alarm instructions
• Smart-lock reset instructions

Remove smart cameras, doorbells and other connected devices from your personal accounts so the buyers can complete their own setup. Buyers should also change door locks and personal access codes after taking possession.

Explain the home’s important systems

Some features may be obvious to you after years in the home but unfamiliar to a new owner.

Consider identifying:

• The main water shutoff
• Secondary plumbing shutoffs
• The electrical panel
• The gas meter
• Security-system controls
• Less-obvious switches and dimmers
• Attic, ceiling or whole-house fan controls
• Internet equipment and router setup
• Custom audio, lighting or automation systems

Simple labels or a brief written guide can save the buyer considerable time.

Leave paint colors and maintenance information

Create a room-by-room list of paint colors, brands and finishes. Also share maintenance records and service information for items such as the HVAC system, pool, irrigation system, pest control and landscaping.

Helpful details may include:

• Installation dates
• Recent repairs
• Filter sizes
• Recommended service intervals
• Names and contact information for trusted contractors
• Instructions for seasonal maintenance

These records help the buyer care for the home and provide a useful history of major systems.

Provide utility and service contacts

Compile contact information for the property’s regular services, including:

• Electricity
• Water and sewer
• Natural gas or propane
• Internet and cable
• Trash and recycling
• Landscaping
• Pool service
• Pest control
• Housekeeping or other recurring services

Be sure to cancel or transfer services according to the closing instructions. Sellers should not assume the buyer automatically knows which companies serve the property—especially in unincorporated areas or communities with private providers.

Ask before leaving extra materials

The new owners may appreciate leftover materials that match the home, such as:

• Labeled cans of touch-up paint
• Extra flooring or tile
• Carpet remnants
• Roof shingles
• Specialty lightbulbs
• HVAC filters
• Refrigerator-water filters
• Hardscaping materials

Ask before leaving these items. Something useful to one buyer may simply feel like unwanted clutter to another.

Share helpful neighborhood information

A seller handoff does not have to be limited to the house itself. You may also want to share practical information about:

• Trash and recycling days
• HOA contacts and amenities
• Nearby parks and walking trails
• Local service providers
• Favorite restaurants and coffee shops
• Seasonal community events

For a second home or vacation property, information about rental management, beach access, storm preparation, seasonal maintenance and local vendors may be especially valuable.

Complete the final move-out details

Before turning over possession:

• Remove all personal belongings and trash
• Complete any contractually required repairs
• Leave the property in the condition required by the sales contract
• Arrange final cleaning
• Forward your mail
• Confirm that all agreed keys, remotes and documents remain at the property
• Follow the closing attorney’s and real estate agents’ instructions regarding possession

A short welcome note is optional, but it can be a gracious way to close the chapter and welcome the buyers to their new home.

A smoother closing starts before closing day

The best seller handoffs are organized before the final rush of moving. Start gathering manuals, keys, records and service information as soon as the property goes under contract.

Every sale is different, and the contract controls what must remain with the home and when possession transfers. Your real estate agent and closing attorney can help you understand the requirements specific to your transaction.

You can also review the National Association of REALTORS®’ complete Consumer Guide: Seller Handoff Checklist.

Considering selling a home or coastal property in Surfside Beach, Garden City Beach, Murrells Inlet or the surrounding Myrtle Beach area? I can help you prepare the property, anticipate closing requirements and manage the details from listing through the final handoff.

Dan Sine, REALTOR®
Dunes Realty Sales
(843) 455-6319
dansinerealtor.com